Should I allow new tenants to paint

Question

The tenants who qualify best to rent the house are unhappy with the paint job in 2 bedrooms. It would cost me about $800 and once the furniture is in, the problem will be not visible. (Near the floor)

So far no one else has objected to it and I'm renting the house as is so what's your advice? The husband works as a property manager himself and could probably knock it out nicely. The wife has no pro experience.

We could have an agreement in writing that if they damaged a carpet, window, floor, anything anywhere in house, etc they are responsible for repairs. Also I don't know how to determine a professional quality job as opposed to an unacceptable job. It's 4 plain walls in each room minus closet and window. Pale gray going over a yellowish off white. would need 2 gals about $80. I really like these folks but any more i've exhausted the security deposit from previous ratty slob tenants. arrgghh

Greg Scott · Answer

There more going on in this post than the title.

First I'll address the comment "I've exhausted the security deposit".  The security deposit of the prior tenants should have no bearing on the repairs you need to make to put the property in good condition.  You did not indicate what the problem was but it appears you agree the unit was not in ideal shape.

Next, I would never permit a resident to do work on the property. If you have problems with them later, the fact that you effectively admitted your unit was not in good shape when you were renting it is just the start of the potential problem.  What if he claims he got injured while painting his room?  Yes, it seems far-fetched, but if you put in place an agreement, you effectively hired him to do the job.  So, you've opened yourself up to not only liability but have made it easy for a resident to poke holes in any story you have if you are trying to evict.

I would most likely paint the rooms by hiring a painting company.

All that said, I have had residents complain about a unit and it was clear they were angling for either reduced rent or a free upgrade, in which case I say "no".  A recent example, we had a resident complain about her dryer not working well.  Our maintenance tech diagnosed it as heating properly, venting properly, working properly, everything was perfect except it was a bit old, but she wanted a new dryer.  We said "no".

Nathan Gesner · Answer

I'm sorry to hear you lost money from the previous tenant. However, you should spend what it takes to bring the property back to top condition before placing a new Tenant.

I see two options:

1. Tell them they can rent it "as is" or move on. Once I advertise a property, I'm done making any improvements to it and the Tenant can either accept it in that condition or they can rent something else.

2. Let them paint, but let them do so at their expense. Have a written agreement that is very specific in what they are allowed to do, what materials they will use, who pays for the improvements, and a deadline for completion. You should inspect once the work is done and document what you find. If they cause damages or the job is done improperly and has to be corrected, it is on their dime.

Connect and send me a direct message. I will share my form with you.

Keith A. · Answer

2 gallons $80??? Consider Walmart's Colorplace stock paint. Half that price, great consistent colors and always available.

Ryan Vail · Answer

We typically want the properties to be squared away directly after a tenant turnover but if there is paint work to be done, we typically leave leftover paint at the property incase a tenant needs it for accidental wall chipping. Often times it pays off to take care of paint issues/ costs right away as a way to prevent your property of being vacant longer than it needs to.

Happy you were able to get it taken care of!

Mary Jay · Answer

no, don't allow...

Jane S. · Answer

thanks much everyone! my super painter did the master and we touched up the minor black marks in the other bedroom. Home depot matched the pain chip exactly.

Billy Daniel · Answer

I would allow a tenant to repaint a room at their expense with a lease agreement addendum.

Tenant bears the cost of labor, materials, and any damages that result from the work.  Tenant will us (insert specific color here) and work will be completed by X date.

Of course, if you add things to your lease you need to consult with state and local laws to make sure it ok.  In my opinion, a properly vetted tenant will want to make it a home they love, and thats ok.  A happy tenant will take care of it and stay longer!

Jane S. · Answer

Walmart colorplace is only for exterior and very few colors. At leasst thats what is online.

I decided to paint the master bedroom myself and do a touch up on the other bedroom.

So far I am not happy with the rentprep report on the tenant. This needs a new post.

Thank you for your help. Much appreciated.

Eliott Elias · Answer

It is a risk I do not like taking. If I do allow it, there will be a clause, stating the property has to be returned the same way it was received.

Theresa Harris · Answer

Do you have any paint left over to do the touch ups that need to be done?  If it was recently painted, I'd say no unless they want to pay to have a professional do it.

Should I allow new tenants to paint

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